20 Leafcutter Way, Cleckheaton, BD19 6BD

UPRN:10096255449Detached House3 bedsBuilt 2022

FreeholdCouncil Tax: Band DEPC: B (82)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

20 Leafcutter Way, Cleckheaton, BD19 6BD

HP Score

/ 100

Strong

Verdict

2 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

16 of 21 sources

Sale Estimate

£325,000

£308k - £341kHigh

Estimate

£325k

Range

£308k – £341k

Rent Estimate (pcm)

£1,500

£1k - £2k

Monthly

£1,500

Yield

5.66%

Verdict

Derived from HomePortfolio scores

20 Leafcutter Way earns an INVESTIGATE rating with HP Score 78/100. Investment score 73/100 reflects strong fundamentals. Crime intensity is low. Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsMarket estimates (third-party AVM)HM Land Registry sales matched to addressDefra strategic noise mapping, England Round 4 (Contains Defra data © Crown copyright and database right 2023-2024, Open Government Licence v3.0)ONS Census 2021Police.ukHM Land Registry company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

78/ 100

Strong

Investment Score

73/ 100

High

Crime Score

32/ 100

Moderate

Walkability

No data

Transit & Bike

No data

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 2 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge0/15
claims [AVM +2.2% (HIGH)] → measured edge +0.00pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp
Market estimate used (HIGH confidence) · snapshot 12 Oct 2026
- valuation_snapshotsestimate for 10096255449· as of 12 Oct 2026
Rental economics4.6/40
gross yield 5.7%; range width penalty ×0.87
- valuation_snapshotsrent estimate 1500/mo (range 1400-1650)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -369/mo, -25% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 2 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 190 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge
- portal_listingsprice_changes + first_published_date· as of 2 Nov 2026
Risk & liquidity14.6/15
241 sales/12mo in area; valuation range width 10%
- property_intelligencetransactions_12mo

4 of 4 components scored. Ranks on gross yield, the stress margin, risk and disclosed facts. A pricing claim earns only its measured edge: today 0 for the market estimate and at most +0.5pp for sold evidence. The score itself is not yet checked against the outcomes of homes it scored.

Economics

What happens to your money

Price sensitivity

£238,500£365,500

The same scorer re-run at hypothetical asking prices, holding rent, comps and listing history constant. Not a prediction of what the seller would accept.

Your assumptions

Purchase price£318,000

At the asking price

Monthly rent£1,500/mo

Evidenced range £1,400-£1,650

Interest rate5.4%

Loan to value75%

Cash required: £102,600
Net cash flow: -£35/mo
Cash on cash: -0.4%
Score at this price: 19

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.40 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Evidence

Where every number comes from

valuation_snapshotsestimate for 10096255449Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 1500/mo (range 1400-1650)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 2 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Rental economics needs verification before you rely on it
rent estimate 1500/mo (range 1400-1650)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 190 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The rent estimate rests on area-level evidence, not lettings on this street.
2. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
3. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£325,000

Rent Estimate (pcm)£1,500

Gross Yield5.66%

1y Growth+15.8%

3y Growth+5.6%

5y Growth+4.5%

10y Growth+4.9%

Last Sold Price£284,996 (2024-02-16)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningLow
LandslideModerate
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

0BD19 6BD

Approval Rate

-12mo

Development

low

2026/92901
Discharge of details reserved by condition 34 (zebra crossing) on previous permission 2021/93567 for demolition of existing commercial buildings and erection of 180 dwellings with associated works
Pending
2026/92831
Discharge of details reserved by conditions 26 and 27 (validation assessment) on previous permission 2025/91279 for variation condition 2 (plans) on previous permission 2020/91746 for erection of extra care development providing 80 apartments with associated communal facilities and landscaped gardens
Pending
2026/92741
Discharge of details reserved by condition 24 (public footpath) on previous permission 2021/93567 for demolition of existing commercial buildings and erection of 180 dwellings with associated works
Pending

View Planning Timeline

Ownership

Corporate Ownership75.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2024-02-16
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,238

Population Density500 /km²

Owner Occupied71%

Age Distribution

0-15 19%16-64 66%65+ 15%

View Area Profile

Schools Nearby

Whitechapel Church of England Primary School
0.2 mi
Good
Whitcliffe Mount, A Share Academy
0.3 mi
Inspected as Whitcliffe Mount School (URN 107780) on 20 Sep 2017
Heaton Avenue, A Share Primary Academy
0.5 mi
Requires improvementConcerns
Scholes Village Primary School
1.0 mi
-

6 of 15 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

2 Leafcutter Way
-
£370k
-
4 Leafcutter Way
-
£279k
-
8 Leafcutter Way
-
£310k
-
12 Leafcutter Way
-
£266k
-

Boundary data not available for this property

No registered title polygon, building footprint, or street match for this property yet.

Why: No HMLR INSPIRE / OSM footprint / OS Open USRN match for this UPRN

Source: HM Land Registry INSPIRE / OpenStreetMap / OS Open USRN